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Property profile & analytics
OFF-MARKET
Investment properties
549 Main St Watertown, NY 13601-1335
Entity Owned
2-yr Hold
Property ID
US63-0711823
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1940
Total area
1,286 SF
Lot
0.3 ac (13,125 SF)
Zoning code
NMU
APN
221800 1-01-302.000
UPID
US63-0711823
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Bennett Realty Group, LLC Property Management Company
-
Forte Management Group Property Management Company
-
Diamond Door Realty Property Management Company Service Establishment
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Forte Mgmt Grp LLC · 2 yrs held
Forte Mgmt Grp LLC
since 2024
Last sale
$250,000
6 recorded transactions
Zoning & alternative use
NMU · Watertown, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Watertown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Watertown submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Property tax & assessments
Assessed value
$132,900
Assessed 2023
Previous assessed
$132,900
+0.0% YoY
Assessed land
$11,400
Assessed improvement
$121,500
Land market value
$13,733
Improvement market value
$146,367
Total market value
$160,100
Applied tax rate
221,800.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1940
Heating
FORCED AIR
Stories
1
Rooms
8
Bathrooms
2
Total area
1,286 SF
Lot
0.3 ac (13,125 SF)
Zoning code
NMU
APN
221800 1-01-302.000
UPID
US63-0711823
Jurisdiction
JEFFERSON
Zoning & alternative use
NMU · Watertown, NY
Zoning NMU · permitted uses
NMU · Watertown, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Watertown. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1940
Heating
FORCED AIR
Stories
1
Rooms
8
Bathrooms
2
Lot
0.3 ac
Current owner
From public records · entity-resolved
Forte Mgmt Grp LLC
Entity
Mailing address
549 W MAIN ST, WATERTOWN, NY 13601-1335
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 17, 2024
$250,000
Forte Mgmt Grp LLC
Clifford Bennett
Warranty Deed
—
Mar 22, 2022
—
Clifford L Bennett
—
Deed
related
$133,000 · Americu Cu
Jul 8, 2019
—
Bennett Clifford III
—
Deed
related
$88,000 · Americu Cu
Jun 12, 2012
$16,000
Clifford Bennett
Rice,john
Grant Deed
—
Jun 14, 2011
—
John Rice
Powley,kenneth
Quit Claim Deed
related
—
—
—
Bennett Clifford III
—
Deed Of Trust
related
$88,000 · Americu Cu
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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